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Existing Conditions Existing Conditions Chapter Two: Existing Conditions DOWNTOWN VILLAGE SPECIFIC PLAN 5 2 Existing Conditions The purpose of this chapter is to discuss the existing conditions in the Downtown Village Specific Plan area. This chapter is organized as follows: 2.1 Specific Plan Area 2.2 Regional and City Context 2.3 Existing Development and Land Use 2.4 Existing Zoning 2.5 Economic Context Figure 2.1: Specific Plan Area in the City of La Cañada Flintridge 6 CITY OF LA CAÑADA FLINTRIDGE Existing Conditions 2.1 Specific Plan Area The Downtown Village Specific Plan consists of approximately 95 acres located near the center of the City of La Cañada Flintridge (Figure 2.1). The Specific Plan area is bounded by the Foothill Freeway (Interstate 210) to the north, Foothill Boulevard to the south, La Cañada Boulevard to the northwest, and the Crown Avenue/freeway off-ramp intersection at Foothill Boulevard to the southeast. The Specific Plan area also includes all non-residential ANGELES properties fronting on the south side of Foothill Boulevard (Figure 2.2). FOOTHILL FREEWAY Two sites within the Specific Plan area offer unique opportunities CREST to help initiate the creation of a Downtown Village: FOOTHILL FOOTHILL CHEVY • La Cañada Properties, Inc. owns approximately 12 acres along CORN COM Foothill Boulevard at Angeles Crest Highway. This is the largest OAK GOU B LD property under single ownership in the Specific Plan area. It ISHON CHASE EULAH MONWEALTH WOOD is currently being used for residential and commercial purposes, including the Sport Chalet retail store and headquarters office. • Vons Companies owns approximately four acres on Foothill Boulevard between Oakwood Avenue and Rinetti Lane. This site contains Vons within the Plaza de La Cañada. Figure 2.2: Specific Plan Area These sites are significant due to their prominent size and location on the Boulevard at the western and eastern ends of the Village Center. Equally important is the readiness of the property owners to redevelop and improve the retail businesses on their sites. Both locations offer potential for mixed use development and for open space or civic uses on portions of the sites through public-private partnerships and cooperative opportunities. DOWNTOWN VILLAGE SPECIFIC PLAN 7 2 Existing Conditions 2.2 Regional and City Context architecture. Residential architecture encompasses these styles, while eastern and western ends of the planning area will be less affected also including designs in Craftsman and Monterey styles. The by the Specific Plan than the core of the planning area between The City of La Cañada Flintridge is located in the foothills of the Design Guidelines and Standards established for the Downtown Angeles Crest Highway and Rinetti Lane. San Gabriel Mountains, adjacent to of the cities of Pasadena and Village Specific Plan are compatible with these existing architectural Glendale. The low-density residential community maintains a small styles that help define and provide identity for the City. Residential uses within the Specific Plan area are concentrated on town atmosphere while being relatively close to downtown Los the north side of Foothill Boulevard, and consist almost entirely Angeles and other urban centers, such as Pasadena, Burbank and of single-family residential development. Twenty-nine of the homes Glendale. Commercial development within the City is almost 2.4 Existing Development and Land Use in this area are owned by La Cañada Properties, Inc., which allows exclusively limited to frontage along Foothill Boulevard, the major significant potential for redevelopment because of common east-west arterial that bisects the Specific Plan area. The existing land uses in the Specific Plan area include a mix of ownership. This residential area is surrounded by the 210 Freeway commercial, office, institutional and residential uses (Table 2.1). to the north and commercial uses to the west, south and east. It Because the City is nestled in the foothills of the San Gabriel The majority of land is currently being used for commercial and is considered a transition area as the Downtown changes to a Mountains, there are views of the mountains in all directions civic/public uses. The Sport Chalet headquarters office and retail mixed-use environment. from the Specific Plan area. The views to the north from the stores are located in the Specific Plan area. Foothill Boulevard/Angeles Crest Highway and Foothill Boulevard/ There is minimal undeveloped land available within the Specific Gould Avenue intersections are especially dramatic. The Specific The major institutional uses within the Specific Plan boundaries Plan area; however, several large buildings on Foothill Boulevard Plan topography gradually slopes down from northwest to are located at each end of the planning area. The Foothill are currently vacant and available for reuse or redevelopment. southeast. Intermediate School property is located on the southwest end of the Boulevard and is currently being leased by two private schools. Table 2.1 The Downtown Village Specific Plan area represents the commercial The Flintridge Preparatory School, Valley Water District and St. Existing Land Use in the Downtown Village Specific Plan Area core and serves as the prominent gateway to the City of La Cañada Francis High School are located on the eastern edge of the planning Flintridge. The community wants to see future development in area. These sites remain essentially unaffected by the Specific Plan Land Area Land Area Total Land (square feet) (acres) Area this highly visible area that is economically viable as well as as they are unlikely to change significantly during the planning Retail/Service 1,560,177 35.8 38% compatible with the predominantly low-density residential character period. Several other schools, churches and public utilities and Civic/Public 1,495,346 34.3 36% of the area. facilities are located in the Specific Plan area along Foothill Residential 626,775 14.4 15% Boulevard. Office 431,937 9.9 10% Undeveloped 25,731 0.6 1% Total Land Area 4,139,966 95 100% 2.3 Architectural Context In addition to the major institutional uses at the east and west ends of the Specific Plan area, there are other developments that The City of La Cañada Flintridge contains a diversity of are also unlikely to change significantly during the planning period. architectural styles in its larger public or semi-public structures, Towards the east end of Foothill Boulevard, Ralph’s market has 2.5 Existing Zoning retail architecture and varied residential neighborhoods. Significant recently been remodeled, and the adjacent Trader Joe’s development structures of a larger scale have been designed in styles is relatively new. Several businesses along Foothill Boulevard west The existing zoning in the Specific Plan area is a mix of primarily encompassing references to Spanish, Mission, Spanish Colonial of Angeles Crest Highway have recently upgraded their facades or Community Planned Development (CPD) and Foothill Revival and Italian Renaissance architecture. For example, Flintridge buildings and fulfill the intent of the Downtown Village Specific Community District (FCD). There are also several parcels zoned Sacred Heart Academy is a notable example of Mission style Plan. These recent improvements contribute to the fact that the Public/Semi-Public (PS). 8 CITY OF LA CAÑADA FLINTRIDGE Existing Conditions The purpose of the CPD is to provide appropriately located areas • Foothill Boulevard and Oakwood Avenue - Located at this could support additional retail space. However, nearly half of for retail, service and office uses in the City, while protecting intersection is Plaza de La Cañada, which includes a Vons this space is in general merchandise and building materials stores, adjacent residential properties from the adverse impacts of Supermarket and T.J. Maxx as its anchor tenants. which are typically too large to be supported by the City residents. commercial operations with development standards. The purpose • Foothill Boulevard and Angeles Crest Highway - Located east Potential in the Specific Plan area likely exists for additional of the FCD is to provide for orderly transition of single-family of this intersection is the Sport Chalet cluster, which includes specialty store development and full service restaurants. residential uses to commercial uses. The PS zone is applied to all a ski shop and sporting goods store. This area is also populated public and semi-public owned properties on a site-specific basis. by a number of small retail shops. Based on current incomes, over 200,000 square feet of additional retail space could be supported by City residents, however, as This Specific Plan provides new land use districts for the Downtown Shown in Figure 2.3 are the retail store sales for the City and discussed above, only approximately 100,000 square feet represents Village Specific Plan area to replace the existing zoning. The County. Total per capita retail sales in the City were estimated at tenant types that are likely to locate in the City. It appears that Downtown Village Specific Plan land use districts are designed to $6,000, compared to $5,990 in the County. Other cities in the City residents could support a well-managed, high quality full- assist in the transition from discrete single-family detached region have much higher per capita sales. For instance, Pasadena service restaurant. Other potential areas of demand include small- residential and Foothill Boulevard-fronting commercial uses to a generated sales of $9,930; Burbank, $9,170; and Glendale $7,410. scale specialty stores and home furnishings/interior design shops. true mixed-use environment. Therefore, retail sales in Pasadena were 66% higher, in Burbank 53% higher, and in Glendale nearly 24% higher than in the City. Retail Sales per capita 2.6 Economic Context Each of these cities has a significant mall or regional serving retail Pasadena Burbank $ 9930. $ 9170. center and assorted regional serving retail. Within the City and Glendale A market analysis was prepared for the Downtown Village Specific L.A.
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